Real Estate Investing in Cougar, Washington (98616)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 98616 (Cougar, WA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 89.9% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.1% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Cougar, WA (98616)?
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Market Analysis: 98616 Cougar
The 98616 ZIP covers a section of Cougar that demands careful diligence. Prices near $295K look accessible, but the work to make a deal cash flow is real.
The investment case in 98616 is durable only for operators who understand what they are buying. A $295K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 98616 sits on the difficult end of the WA spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
The 98616 ZIP's population of 81 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
The right play in 98616 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Cougar:
Market Trends
Home Value History (with trend line)
📊 How Does 98616 Compare?
| Metric | 98616 | Cougar | Longview, WA | Washington |
|---|---|---|---|---|
| Home Value | $295,370 | $430,227 | N/A | $591,536 |
| 5-Year CAGR | 0.1% | 2.6% | N/A | 5.9% |
| Avg Rent | $1,899 | $1,647 | N/A | - |
| Cap Rate | 5.0% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 98616 (Cougar, WA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $295,370 |
| Monthly Rent | $1,899 |
| Price-to-Rent | 13.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.7% |
| Cap Rate | 5.0% |
| 5-Year IRR | 5.1% |
📈 Home Appreciation
| 1-Year | +3.7% ▲ |
| 3-Year CAGR | -2.5% ▼ |
| 5-Year CAGR | +0.1% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.0%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 98616
Population: 81
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
Frequently Asked Questions
Are rents high in Cougar, WA?
Average rent in Cougar, WA is approximately $1,899/mo per month. Against $295K home values that yields a reasonable rent-to-price ratio.
What is the renter demographic in Cougar, WA?
Tenant demand in Cougar, WA is solid. The local workforce $1,899/mo rents across most rental classes.
Is Cougar, WA a good place for real estate investing?
With a 3.0/5 investability score, Cougar, WA ranks as a solid market for rental property investors. Median prices of $295K and rents of $1,899/mo drive the underlying numbers.
What investment strategy works best in Cougar, WA?
Investors usually favor careful cash-flow rentals with hands-on management in Cougar, WA. With home values at $295K and rents near $1,899/mo, other strategies can work but produce reliable rather than outsized returns.
Do rentals sit vacant long in Cougar, WA?
Occupancy in Cougar, WA runs steady with elevated vacancy. Well-priced units at $1,899/mo lease on reasonable timelines.
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